11-19-2007 Planning Commission Packet

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i t City of Orono page 2 Stonegate Farm 10/26/07 � The typical road section should include three foot wide gravel shoulders. • The location of the rain gardens should be reconsidered. Soils will likely not be conducive to infiltration along side the wetland nor will this location allow for draintile installation. • Slopes must not exceed 3:1, • The Orono Storm Water Management Plan calis for a 15" piped outlet for the wetland area. This would likely be located at the current field road wetland crossing. It appears that a culvert already exists here. The size and condition of the existing culvert should be listed on the plans. The drainage requirements and criteria for the wetland will be further reviewed along with the storm sewer calculations. • Storm sewer calculations and rain garden design information should be submitted for review and approvaL • If rain gardens are proposed for storm water treatment, maintenance of the proposed rain gardens should be addressed in the development agreement. • Existing contours shoultl be shown on Homestead Trail to evaluate any sight distance issues. • See attached comments from lesse Carlson regarding erosion control. � See attached comments from John Smyth regarding wetlands. Utility Pian . • A profile should be provided for the proposed watermain. A permit for construction across or under CSAH 6 will be necessary from Hennepin County. • Extend a 12 inch watermain to the north side of CSAH 6 crossing perpendicular to the centerline. Transition to an 8 inch with a 12x12 tee. The west leg should indude a 12x8 inch reducer. The east leg should include a 12x8 reducer, 8 inch gate valve, 8x6 tee with hydrant and gate valve, and 8 inch plug. . • Hydrants should be provided at Homestead Trail, on the north side of the CSAH 6 crossing, near the Lot 2, Lot 3, Block 2 lot line in the cul-de-sac and as determined by the Fire Marshal, • Additional valves should be placed along the proposed watermain at the following locations; northwest of the cul-de-sac hydrant and prior to the end of the main at Homestead Trail. • Water service locations should be shown on the plans. � The applicant should consider the possibility of backyard pools when locating the septic tanks and sewer effluent lines in the backyard. The current layout may make the construction of pools difficult in Lot 1 and 2, Block 2 and Lot 2, Block 1. The applicant should provide easements or maintenance agreements for the common sewer lines. General • Hennepin County should review the plans and approve all proposed grading and utilities within the right-if-way. Proof of approval should be submitted to the City. • A permit will be required from the MPCA as the proposed improvements will disturb more than one acre. A copy of this permit should be provided to the City, • The Fire Marshal shouid review the plans. • The final plans should include all applicable City of Orono standard details. • Once the plans have been completed, we will prepare an estimated cost for the site improvements as a basis for the necessary financial guarantee.